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Density Bonus Agreement for 2110, 2114, and 2020 East First Street <br />May 7, 2019 <br />Page 2 <br />Standard <br />Required by the MEMU <br />Provided <br />Stories <br />Minimum 3, no maximum <br />6 <br />Minimum Site Area <br />1 acre <br />6.89 acres <br />Permitted Frontage <br />Forecourt, shopfront, gallery, or <br />Shopfront, with plaza on First Street <br />arcade <br />as permitted by MEMU <br />Publicly Accessible Open Space <br />15 percent of total lot area <br />Less than 2 percent — Requires <br />Concession (1 of 3), Cat. Gov't <br />Code Sec. 65915 d 1 <br />Private/Common Open Space <br />100 square feet per unit <br />104 square feet per unit <br />Building Setbacks <br />0-20 feet (front), 0-10 feet (side), 100 <br />6 (front), 6-40 (side), 45 (rear) — <br />feet (rear) <br />Requires Concession (2 of 3), Cat. <br />Gov't Code Sec. 65915 d 1 <br />Residential Parking <br />2 spaces per unit overall — every unit <br />1.03 spaces per unit — Requires <br />must be allocated at least 1 space <br />Concession (3 of 3), Cal. Gov't <br />Code Sec. 65915 d 1 <br />Courtyard height -to -width ratios <br />2 to 1 (enclosed on four sides), 3 to <br />Complies; various ratios in excess of <br />1 (open on one or more sides <br />2 to 1 and 3 to 1 provided <br />Driveway width <br />24 feet maximum <br />38-46 feet — Requires Waiver, Cat. <br />Gov't Code Sec. 65915 e 1 <br />Building Massing <br />A variety of massing, volume, and <br />Complies; the building features a <br />step -backs are required to increase <br />step -back along First Street and <br />building articulation <br />breaks in volume to reduce massing <br />The first version of the Density Bonus Law was adopted in 1979 and has been amended from time <br />to time. In early 2017, the law was amended to restrict the ability of local jurisdictions to require <br />studies to justify a density bonus and places the burden on local granting authorities to prove that <br />the requested incentives/waivers are not financially warranted. <br />The California Density Bonus Law applies to projects proposing five or more residential units and <br />grants density bonuses to those projects meeting certain requirements for affordability levels and <br />types of housing (family, veterans, etc.). Pursuant to State law and the City's Housing Opportunity <br />Ordinance, rental units in such developments that are designated "affordable" must remain so for <br />at least 55 years. For affordable housing projects, a developer may seek a density bonus up to 20 <br />percent from base density. In addition, the City's Housing Opportunity Ordinance (HOO), last <br />updated in November 2015, augments the California Density Bonus Law by allowing a developer <br />to seek an additional 35 percent density bonus calculated from base density (SAMC Sect. 41- <br />1904.1). A summary of the project's proposed density calculation is provided below: <br />Project Density Calculation <br />Density or Bonus <br />Allowed for Project <br />Provided <br />620 units (6.89 acres x 90 units/acre <br />base density used as a standard for <br />Base Density <br />developments in areas designated <br />552 units <br />DC by the General Plan Land Use <br />element <br />35-Percent State Density Bonus <br />+217 units 620 x 0.35 <br />0 <br />35-Percent Bonus Provided by the <br />+217 units (620 x 0.35) <br />0 <br />Housing Opportunity Ordinance <br />Total Units <br />1054 units maximum <br />552 units proposed <br />60A-2 <br />